If you are looking to purchase a home, one of the biggest issues you will have to settle is the age and condition of the roof.
Not only do you not want to purchase a home with a roof that is defective or deteriorating, but your lender may not even allow you to purchase the home for that reason.
Knowing the roof age helps to determine, along with its condition, how long it is likely to be before you need a roof replacement.
Roofs last a long time. You can expect a tile roof to last approximately 30 years, and an asphalt tile roof to last about 20 years.
But if no one is really sure about the roof age, there are some clues we can utilize to determine where the roof is in its life cycle – these signs generally only manifest towards the useful life of a roof, so if these signs are evident, the home likely needs a new roof soon.
How to Determine Roof Age
Experts agree on seven general ways to determine if a roof is reaching the point of needing replacement. Some of these indications will require someone to be on the roof to assess the situation, while others will require you to be inside the home, in the attic or in the crawlspaces beneath the roof. We recommend that you call a roofing contractor to conduct a roof inspection.
This is important both for safety reasons, as well as to provide valuable expertise in regards the true condition of the roof, – and if it can be repaired or needs replacement.
Signs of Water Damage: If the water has made its way into the home, as evidenced by stains on the walls or ceilings, damp or deteriorated insulation and framing, or damage to interior walls and paint – your roof has likely been leaking for some time. This is one of the surest signs that the roof age has reached its maximum, unless the leak can be traced to an isolated area of damage.
Signs of Shingles Eroding: If you look into the gutters and they are full of granules from your shingles, there is a strong probability that your tiles are near their end of life. While losing a few granules here and there is considered normal, large amounts of the material indicates that you are losing the shingles’ integrity. The shingles themselves may also appear buckled, curled, split, warped or cracked – all signs that it is time to replace the roof.
Signs of Wear from Water: During the rainy season in Sarasota, the rainfall is impressive. f areas of your roof, such as the roof valleys, are showing signs of excessive wear due to water running down the same path every storm, the shingles or tiles may be too worn to hold out much longer.
Signs of Daylight: If you climb up into the attic and see sunlight peeking through the roof, it is likely telling you that it is done. Remember, ventilation areas will provide light – so look for areas which are not supposed to be transparent. While you are up there, take a look for framing or insulation which is showing signs of water damage (staining or erosion) – another sure sign that the roof is failing.
Signs of a Failing Underlayment: Tiles or shingles may be missing because of a severe weather event, when the roof is any age. But when a roof begins losing multiple tiles when there is little reason for it, it may be a sign that the adhesive between roofing materials and the underlayment is wearing down. This is usually attributed to roof age combined with harsh sun and weather.
Signs of Old or Rusting Flashing: While missing or rusted flashing provide obvious proof of an old roof, there are other signs to consider. If the current flashing material is roof cement or tar, it may need to be replaced with metal fittings.
Signs of Years of Debris Damage: Our storms are often accompanied by high winds and flying debris such as tree branches. This debris can cause punctures in the roof, as well as cause entire areas of tiles to be knocked off or severely damaged. If the tiles or shingles have been irreparably damaged over time, the underlayment may also have been compromised, meaning that the roof will need to be replaced.
Tree limbs which hang over and brush against the roof for years will eventually wear out that section of the roof.
Determining roof age is not an exact science, but a professional roofer will be able to assess the roof and give you a close estimate.
Knowing how much useful life is left on your roof is imperative when buying a home, or at any time that you have a concern. Call Avery Roof Services to schedule a Sarasota roof inspection or assessment. We are happy to help.
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